How Much Is Property Tax in Georgia?

Property taxes in Georgia are a primary funding source for local government services, including public schools, safety, and infrastructure. The amount property owners pay is influenced by various factors specific to the property and its location. Understanding these elements clarifies how property tax obligations are determined.

Property Valuation in Georgia

A property’s value for tax purposes in Georgia is determined by the county tax assessor’s office. This assessment begins with establishing the “fair market value” of the property, which represents the amount a knowledgeable buyer would pay and a willing seller would accept in an open, arm’s-length transaction. State law mandates all property be returned for taxation at its fair market value.

Georgia law specifies an assessment ratio, setting the taxable value at 40% of the fair market value. For example, a home with a fair market value of $100,000 would have an assessed value of $40,000. Factors influencing a property’s valuation include its location, size, age, condition, improvements, and recent sales of comparable properties in the area.

Counties are required to establish a value as of January 1 each year that meets the definition of fair market value. County tax assessors annually review values based on sales data and market conditions. If property values are determined to be too low or too high, adjustments are made. The frequency of updates can vary by county.

Millage Rates and Tax Calculation

Property taxes in Georgia are calculated using “millage rates.” A mill represents one dollar of tax for every $1,000 of assessed value. For instance, a millage rate of 25 mills means property owners pay $25 for every $1,000 of their property’s assessed value.

Various local government entities contribute to the total millage rate applied to a property. The county, city, school board, and other special districts each set their own millage rates to fund their respective services. The combined total of these individual rates forms the overall millage rate for a specific property. This means the total millage rate can vary considerably depending on the specific location within Georgia.

The basic formula for calculating property tax involves multiplying the assessed value by the total millage rate and then dividing by 1,000. For example, if a property has an assessed value of $40,000 and the total millage rate is 25 mills, the property tax would be calculated as ($40,000 x 25) / 1,000 = $1,000. This calculation determines the gross property tax before any exemptions are applied.

Available Exemptions and Credits

Georgia offers various exemptions and credits that can reduce a property owner’s tax liability. These provisions generally decrease the taxable value of a property or provide a direct tax credit, lowering the final tax bill. Applying for these exemptions typically involves filing with the county tax assessor’s office. The application deadline is generally April 1st for the current tax year.

The most common exemption is the Homestead Exemption, available to homeowners who occupy the property as their primary residence. The basic statewide homestead exemption (O.C.G.A. 48-5-40) provides a $2,000 deduction from the assessed value for county and school taxes. Many local governments offer additional homestead exemptions that can be more beneficial than the state-mandated amount. Some counties may even offer a “floating exemption” that caps the annual increase in taxable value.

Senior citizens may qualify for additional exemptions based on age and sometimes income. For instance, individuals aged 65 or older may claim a $4,000 exemption from all county ad valorem taxes if their and their spouse’s income does not exceed $10,000 for the prior year. Another exemption for those aged 62 or older provides relief from school taxes, often with income limitations.

Exemptions are also available for disabled veterans and their unremarried surviving spouses. A qualifying disabled veteran may receive a significant exemption, which for 2025 is up to $121,812, from all ad valorem taxation for state, county, municipal, and school purposes. This exemption applies to honorably discharged veterans with a service-connected, 100% total and permanent disability rating from the VA. Other exemptions exist for surviving spouses of U.S. service members killed in action, and for other disabled persons. Once approved, most homestead exemptions automatically renew each year, provided eligibility continues.

Accessing Property Tax Information and Payment

Property tax bills are mailed to homeowners by the county tax commissioner’s office. These bills provide a detailed breakdown of the assessed value, applicable millage rates, any exemptions applied, and the total amount due. Property owners can often access their specific tax information online through their county tax commissioner’s website by searching with a parcel identification number, owner name, or property address.

Tax bills usually specify the due dates for payment, which can vary by county. Common payment methods include online payments via credit card or e-check, mailing a check, or paying in person at the tax commissioner’s office. It is important to adhere to these deadlines, as late payments typically incur penalties and interest charges.